i think improvement will be dramatic in 2013 especially if we get the super bowl deal in fiscal cliff that we're talking about that should come in the beginning of february when voters realize how much smaller their paychecks are and mgm is having a year end clearance sale at the citi center property. monetizing. monetizing. then there's the balance sheet. this may be the single most important point of the story. when jim took over mgm's balance sheet was hideous. it was just awful. in 2009 the company was in vital of its debt covenants. mgm had to pay down debt by selling treasure island, one of my favorite casinos, for $775 million. the company was given time to get its house in order. fast forward to earlier this month. mgm announced 4.8 billion refinance of debt. the company is paying sdoun its inner secured notes. they replaced it with new lower rate senior notes and term limits. this is what you really look for. this is a huge, huge deal. okay. for caesar's i want to buy bonds but here i want to buy the common. mgm stock popped on the news of the refi. i think it puts a floor in